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(765) 744-3005
8605 W Butternut Rd, Muncie, Indiana 47304
Inspector: Jeff Gainey
Indiana License #HI00500083
ASHI Certified Inspector #207869
Inspector by Review GLC Chapter ASHI


Client(s):  Sample Inspection over 5000 sq ft
Property address:  Anytown, Indiana
Inspection date:  Saturday, January 22, 2011

This report published on Friday, October 12, 2018 8:47:52 AM EDT

This Summary does not include all comments made in the report and it is highly recommended to read the entire report and pull out any comments not listed here that you think deserves higher priority. I do not get involved in what you ask the seller to correct, repair or replace.

Concerns are shown and sorted according to these types:
Concern typeSafety ConcernImmediate Safety Concern. If conditions were right a risk of serious injury could occur. Most Electrical defects fall into this category.
Concern typeMajor DefectCorrection or replacement likely involves a significant expense probably by a specialist. Estimate of repair or replacement estimated to be greater than $500. This may be the first major investment needed before or after you move into your new home.
Concern typeLivability ConcernRepair or replacement is needed. This concern will usually affect livability unless corrected soon.
Concern typeMinor Repair or ServiceMaintenance is needed. This is considered normal aging and can be added to the "Honey Do List". This type of repair typically does not have a high estimate for repair or a need for a specialist.
Concern typeMoisture ControlWater is a destructive force that should be controlled. Improvement is needed to accomplish this.
Concern typeMaintain and MonitorRecommend ongoing maintenance. Preventative maintenance can reduce costly repairs in the future. Periodic checks are recommended to maintain this system.
Concern typeEvaluateA closer look is needed to determine extent of hidden damage or status of condition. This can be done by the homeowner or may need to be evaluated by a contractor qualified with specialized training. Always get 2-3 estimates.
Concern typeAsk the SellerA question I recommend asking of the seller to better understand the operation or service needed for this system
Concern typeGrandfathered SafetyWhen the home was built, the condition was common. New Standards apply today to make this system safer and is recommended by the inspector to be upgraded for a safer living environment.
Concern typeCommentInformation or personal opinion that I think may be useful.
Concern typeConducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

8) Trip hazards were found at the driveway where sidewalk meets due to cracks, settlement and/or heaving. Recommend having a qualified contractor evaluate and repair or replace driveway sections as necessary to eliminate trip hazards.
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9) Here is a NADRA website link to their
"Check Your Deck Safety Guide" for you to self check your deck in the spring.
10) One or more outdoor electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all outdoor receptacles within six feet six inches of ground level have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
This was noticed at front entrance south of sidewalk.
11) Suggest having the underground downspout drains be checked and cleaned out. These drain tiles can become clogged or break down over time and allow drainage too close to the foundation.
With the poor maintenance seen on the gutter system, blockages are likely.
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12) Gutters are damaged. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. A qualified contractor should replace or repair gutters where necessary.

There may be some hidden damage to the soffit board in northeast corner over patio. All areas should be checked and shingle edges sealed where drainage can get under the shingle edge.
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13) Soffit boards are damaged or deteriorated in some areas. The shingles on northeast corner over deck should be sealed along bottom edge to reduce further water entry and hidden damage. A qualified contractor should evaluate and make repairs as necessary.
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14) Recommend adding safety railings at stair systems to reduce hazard. This would be required by current standards.
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29) The roof surface material appears to be near the end of its service life and will likely need replacing in the next 2-4 years. As the shingles age further, they will continue to lose their granular protection, become brittle and become prone to wind damage. Some patching has already been done in the southwest area in several areas along with missing shingles requiring attention.
The client(s) should budget for a replacement roof surface.
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30) Conducive conditionsOne or more composition shingles are damaged, deteriorated and/or missing, and should be replaced. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary.
31) One or more composition shingles have raised, most likely due to nails that have loosened. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary, such as reseating nails.

36) The vehicle door has an electric opener installed, and the manual lock mechanism on the door hasn't been disabled. Damage or injury may occur if the vehicle door opener is operated with the manual lock engaged. A qualified contractor should disable or remove the lock mechanism. For more information on garage door safety issues, visit: or
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37) Additional information can be found at the underwriter laboratories website on garage door safety and testing.
38) GFCI protection not found today in the garage receptacles. Current standards require this protection in this area. Recommend installing these for added protection.
Current standards also require all outlets to be GFCI protected, even the ceiling mounted ones usually dedicated to the garage opener. Recommend the upgrade.
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39) No infared "photo eye" devices are installed for the vehicle door's electric door opener. They've been required on all vehicle door openers since 1993 and improve safety by triggering the vehicle door's auto-reverse feature without need for the door to come in contact with the object, person or animal that's preventing it from closing. Recommend considering having a qualified contractor install these devices for improved safety. For more information on garage door safety issues, visit: or

Garage Attic
50) Evidence of "light to moderate" rodent infestation (Bats) was found in one or more areas. The Center for Disease Control (CDC) defines this as less than 20 feces per square foot. Rodent infestation may be a safety hazard due to the risk of contracting Hantavirus Pulmonary Syndrome (HPS). HPS is a rare (only 20-50 cases per year in the United states) but deadly (40% mortality rate) disease transmitted by infected rodents through urine, droppings, or saliva. Humans can contract the disease when they breathe in aerosolized virus. For example, from sweeping up rodent droppings.

Recommend following guidelines in the CDC's Clean Up, Trap Up, Seal Up article for eradicating rodents, cleaning up their waste and nesting materials, and preventing future infestations. While Hanta virus is believed to survive less than one week in droppings and urine, specific precautions should be taken during clean up. The client(s) may wish to consult with a qualified, licensed pest control operator for eliminating the infestation. A qualified licensed abatement contractor or industrial hygenist could be contacted for clean up. If the infestation was minimal, clean up of rodent waste and nesting materials in non-living spaces (crawl spaces and attics) may not be necessary, or may be performed for aesthetic reasons only (odor and appearance).

It appears from the signs at soffit cardboard holding insulation back, the entry points could be from the soffits.
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Electric service
54) Since the main disconnects are located under the meter outside, these distribution panels are considered sub panels. Neutral and equipment ground conductors are combined at the sub-panel. This should only occur at the main disconnect, and is a safety hazard due to the risk of shock. Neutral conductors should be attached to a "floating" neutral bar not bonded to the panel, while grounding conductors should be attached to a separate grounding bar bonded to the sub panel.
While these panels were set up correctly and most of the wires are in their proper locations, each distribution panel has had wires added improperly.
A qualified electrician should evaluate and repair as necessary.
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55) Bushings are missing from where wires enter holes in the left service panel. This is a safety hazard since the wiring insulation can be cut or abraded on the metal edge of the hole(s). A qualified electrician should install bushings where missing.
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56) There is a low voltage device inside the panel. The wiring for this device is only rated at 12 volts and is not allowed in a high voltage panel Typical installations have these installed on a junction box either in the attic over garage opener or on wall near panel enclosure. Recommend correction of this by a licensed electrician.
This was only seen in the left panel today.
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57) One or more overcurrent protection devices (circuit breakers or fuses) are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.
This was seen in the left panel only today.
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58) One or more knockouts have been removed inside the main service panel where no wires and bushings are installed, and no cover(s) have been installed to seal the hole(s). This is a safety hazard due to the risk of fire. A qualified electrician should install knockout covers where missing.
This was seen in both service panels today.
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59) The legend for overcurrent protection devices (breakers or fuses) in the main service panels are incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.

64) The clothes dryer is equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, see
While the upstairs dryer uses plastic hose, the 1st floor unit uses foil. Both kinds should be replaced for safety reasons.
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65) The opening for the upstairs laundry chute has a mattress or pillow stuffed in to it. Recommend a door or gate to eliminate hazard of child falling into it.
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66) No ground fault circuit interrupter (GFCI) protection device is visible for the sump pump electric supply. A qualified electrician should determine if a GFCI protection device (receptacle or circuit breaker) exists for the sump pump and install one if missing to reduce the danger of electric shock.
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67) The 1st floor laundry room north counter wall receptacle should be upgraded to a GFCI receptacle for safety reasons as required by current standards.
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68) The washing machine is installed over a finished living space and has no catch pan or drain installed. These are not commonly installed, but they are recommended to prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. This is especially important in upstairs laundry rooms due to potential damage to first floor finished walls. Recommend having a qualified contractor install both a catch pan and drain for both upstairs and 1st floor laundry rooms.
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Water heater/Well System
74) The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. For more information on scalding dangers, visit

Basement Heating and Cooling
78) Geo Thermal heat pump system operated within the normal temperature range today. Recommend seasonal servicing. System is older and nearing end of typical life expectancy. Recommend seasonal servicing to prolong useful life and service.

The unit shows signs of repairs in the past in the electrical compartment but no concerns seen today.
There are also markings on unit identifying repairs on 10/29/2009 like the other unit.

The water pumps have corrosion on both units and may have leaks associated with this moisture.

Recommend unit be serviced before closing to repair as needed.
The cabinet should be cleaned up and sanded/painted after unit is repaired to alert you if any water leak develop.

A website that explains how this unit operates is listed here for your use.
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Upstairs SE laundry room Heating and Cooling
82) Recommend sealing the opening cut into duct plenum to improve efficiency of the system.
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Fireplaces, woodstoves and chimneys
86) The chimney has a metal cap and has a rain/pest screened cover installed. There were no concerns seen today from roof level.
Flashing's should be checked when shingles are replaced.
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Crawl space
88) While there are some homes that need the ventilation of the crawl space to reduce moisture buildup in the crawl space, keep in mind the way moisture travels.
That being said, When most people are quick to open their crawl vents in the summer, the high humidity from the heat of the summer is actually trying to get into the cool crawl space.
During the cool spring and fall seasons when everyone has their crawl space vents closed off, the moisture would be trying to get out to the cool air.
Control of the moisture under the home can influence the entire home's performance during the year. Moisture from the crawl space can affect the attic condition if the ventilation is poor and the moisture gets trapped in the attic.
89) Ventilation of crawl space would be improved by opening vents in the winter and closing vents in the summer. Moisture/condensation travels from hot to cold. Keep vents closed during the winter only where plumbing is close to lines. Current studies have determined that foundation vents are not needed as much if the moisture is controlled at the downspouts and with a moisture barrier to control water vapor travel. These vents could be closed all year long without any problems occurring as long as improvement to the downspout extensions are extended, moisture barrier is properly installed, and there are no issues with ground table water entry into the crawl.

94) Recommend having a radon test done. The tri-state area has high levels of radon gas. Learn more information from the EPA.GOV website on this invisible gas that is the 2nd highest cause of lung cancer in the united states.

97) Light fixtures are loose or installed in a substandard way. A qualified contractor or electrician should evaluate and make repairs as necessary so light fixtures are securely mounted and installed in accordance with the manufacturer's installation instructions.
Under cabinet lighting has open splices not protected inside junction boxes.
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98) GFCI outlets should be tested regularly with test button. I tested it today and it cut the power as required.

Although there is a GFCI present, This only protects the single outlet. All remaining outlets are not protected as required by current standards. Recommend the upgrade for safety to protect all counter top outlets as required by current standards.

1st Floor East 1/2 Bathroom
107) Receptacles that serve countertop surfaces have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. This is required by current standards and would have been required at the time this home was built. Recommend adding these for increased safety..

Basement Bathroom
109) One or more sinks are cracked or broken. A qualified plumber should replace the sink(s) where necessary.
Improper support was given to center of sink when installed and it has cracked along left side.
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Interior rooms
111) I noticed some staining around receptacle on south wall of upstairs laundry room. Recommend having a licensed electrician pulling cover and inspecting this receptacle for signs of internal damage.
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112) One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close. A qualified contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors.
This was noticed at interior closet doors and southeast office courtyard door.
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113) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 7 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years.
Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit this article: [url]"